It works incredibly well for real estate because it offers flexibility, liquidity, and allows you to make your dollars (cash value) more efficient by allowing them to work in two places at once (in the policy itself in participating policies by earning contractually guaranteed interest and dividends as well as in the investment you leverage your cash value for).

Other than maybe investing in a REIT, very little of it is really passive, especially since a lot of the advantages of real estate relative to other investments revolve around the fact that you can *actively* participate in some fashion and end up with better returns than other, more passive investments (a mutual fund, for example).

Any active investors with good track record you'd recommend that would allow someone newer to participate in the deals through help raise capital?

This is why traditionally they only let the rich participate, no one cares when millionaires lose the 2nd home because of bad investments.For non-accredited we are in uncharted territory. 

Betting that is going to happen again while new smart participants have entered the market(sophisticated players like black rock) and retail (everyone who watches finance youtube knows about real estate) I think is a foolish bet.

Hi BP community!
I'm new to this forum and to real estate investing in US. I have a few rental properties in my county of origin.
I live not far from Grass Valley and Yuba City and I was wondering if there is anyone...

@Chuck DreisonSee it in participation agreements all the time.

Tell your existing tenant that you will let them go without penalty as long as they participate in helping you show the home and find a new renter.

As long as you are not a "material participant" in the activity, then it will be considered Passive.

The higher splits go directly to the participating investors, we don't take any cut.